Sathorn · New build · KPN Land
The Diplomat Sathorn
New build · 6 foreign units · Sathorn corporate corridor
Price from
14M
Net yield
5.6%
Appreciation
7.4%
p.a.
Khorna Score
A+
82/100
Verdict
WAIT
Transit
120m
BTS Surasak
KPN Land's premium Sathorn entry · completed 2024, 120m from BTS Surasak with direct corporate-corridor walking access. Six foreign-quota units remaining at developer pricing. Senior-corporate / banking tenant pool.
Khorna Verdict reasoning · refreshed monthly
Strong project (A+, 82/100) but our access price is 16.176470588235293% above current market asks · wait for a phase reset or off-market opportunity.
Khorna Score · proprietary 100-point ranking
Last refreshed · May 2026 · methodology
vs portfolio · top tier
Six components, weighted by what drives outcomes.
Yield + appreciation are 50% of the score (weighted to what foreign investors actually underwrite). The remaining 50% is liquidity, demand, walkability, and developer quality · the data that distinguishes a good unit from a great one. Same methodology across the entire portfolio · A+ means the same thing in Mandarin Oriental Residences as in Tela Thonglor. Read the full methodology →
Cash yield after juristic, mgmt, tax
Source · Khorna underwriting · 10-year DCF
Expected % p.a. over 5-year hold
Source · Khorna underwriting · area-level baseline + project adjustments
Monthly TH searches for project name
F&B, gyms, malls, transit within walking distance
Source · Google Places API (NEW) · live data
Inventory type + BTS / MRT proximity
Source · Khorna ruleset · resale + BTS proximity bonus
Track record + balance sheet (SET 56-1)
Refresh cadence
Demand · monthly Ahrefs pull. Walkability · monthly Places refresh. Yield + appreciation · re-run quarterly. Quality · annual SET-filing review.
Same methodology, every unit
We don't tilt scores to favour units we want to sell. The formula is public · weights are public · raw data is auditable on /how-we-score.
Conflict policy
Higher-commission projects don't score higher. We surface conflicts in the underwriting deck if relevant. Score is not influenced by our payout.
Cash flow · what you actually keep
Gross rent today, after fees, after tax · in your currency.
Unit type · changes the model
1 bed purchase price · ฿14,280,000 THB
Gross rent
฿87,763
per month, before any fees
Annualised
฿1,053,156
After Maison Siam (20%)
฿70,210
all-in mgmt · leasing + ops + tax filing · 6 months free on new builds
Annualised
฿842,525
Net to you · annual
฿728,788
after mgmt + juristic (32,760 THB) + 10% tax
Per month
฿60,732
FX rate: 1 THB = 0.0307 THB · refreshed 2026-04-30. Tax assumes 10% effective for Thai-domiciled foreign rental income · treaty crediting against home-country tax often reduces this further.
How Bangkok compares
Net rental yield, prime condo · global capital cities.
TH · Bangkok prime
6%
net yield p.a.
Entry: ~$280K
SG · Singapore prime
2.5%
net yield p.a.
Entry: ~$1400K
HK · Hong Kong prime
2%
net yield p.a.
Entry: ~$2100K
JP · Tokyo prime
4%
net yield p.a.
Entry: ~$800K
UK · London prime
2.5%
net yield p.a.
Entry: ~$1500K
FR · Paris prime
2.5%
net yield p.a.
Entry: ~$900K
US · New York prime
3.5%
net yield p.a.
Entry: ~$1200K
AU · Sydney prime
3%
net yield p.a.
Entry: ~$950K
Bangkok prime delivers 2.4x the net yield of Singapore / Paris / London prime and at roughly a fifth of the entry price. The yield gap is structural · Bangkok is still being priced as a yesterday-Asia city, not the safe-haven capital it has become. See our analysis.
Live market data
What the market actually says about this unit.
Area asking median
projected285k THB/sqm
Area-baseline projection · data refresh pending for this listing
-16.2% vs our underwriting (340k)
Within 800m walk
Amenity data syncing.
Buyer search demand
Below indexable threshold · this is a quiet/exclusive listing.
Ahrefs (May 2026)
The numbers above are live · pulled from public listings, Google Places, and Ahrefs search-volume data, refreshed monthly. We do not invent comps or wave away weak signals.
Underwriting · the numbers
What we model before shortlisting.
Net yield Y1
5.6%
after fees, taxes, voids
Appreciation
7.4%
p.a. · 5y projection
Occupancy
90%
DTV-weighted
TCO foreign
16.6%
all-in over hold
Detail
- Rental estimate
- 68,000 THB · 1-bed furnished
- Management fee
- 20% of rent
- Price range
- 14M to 58M THB
- Price per sqm
- 340,000 THB
- BTS / MRT
- 120m to BTS Surasak
- Unit types
- 1 bed, 2 bed, 3 bed
- Units available (foreign quota)
- 6
- Completion year
- 2024
DTV / LTR fit
Strong. Sathorn corporate-corridor + walking BTS = senior-banker / DTV-investor pool.
Amenities
Tags
Returns by unit size
Smaller yields more. Bigger appreciates more.
Location · BTS / MRT proximity
Where it sits.
BTS Silom
Surasak
609m · 8min walk
BTS Silom
Saint Louis
752m · 10min walk
BTS Silom
Chong Nonsi
857m · 11min walk
BTS Silom
Saphan Taksin
971m · 12min walk
Available inventory · The Diplomat Sathorn
Want the actual unit numbers and pricing?
Price range
14M to 58M THB
Foreign quota
6 units available
Gated inside · request to unlock
- · Currently available units (specific floor + unit numbers)
- · Exact asking prices per unit
- · Floor plans and unit dimensions
- · Foreign-quota allocation by unit
- · Phase pricing trajectory + best-value picks
- · Direct developer / owner contact path
Why we gate this · unit-level inventory changes weekly. We send you the version that's live this week, with our active recommendation on which unit fits your profile. No sales pressure, no copy-paste reply · Alexandre or Etienne respond directly within 24 hours.
Talk to us
Want a deeper look at The Diplomat?
We send the full underwriting deck, the current foreign-quota allocation, floor-by-floor unit availability, and our specific recommendation for your situation.